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HomeMy WebLinkAboutResolution No. 08-C050RESOLUTION NO. 08-050 RESOLUTION OF THE CITY COUNCIL OF THE CITY OF AZUSA CERTIFYING THE FINAL PROGRAM ENVIRONMENTAL IMPACT REPORT FOR THE PROPOSED AMENDMENT TO THE REDEVELOPMENT PLAN FOR THE MERGED CENTRAL BUSINESS DISTRICT AND WEST END REDEVELOPMENT PROJECT AND ADOPTING ENVIRONMENTAL FINDINGS PURSUANT TO THE CALIFORNIA ENVIRONMENTAL QUALITY ACT, AND A STATEMENT OF OVERRIDING CONSIDERATIONS, AND MITIGATION MONITORING PROGRAM WHEREAS, the Redevelopment Agency of the City of Azusa ("Agency") is authorized by the Community Redevelopment Law, Health & Safety Code Sections 33000 et seq. ("CRL") to undertake redevelopment amendments to address blighting conditions in the City and within the boundaries of the Merged Central Business District and West End Redevelopment Project Area ("Project Area"); and WHEREAS, the City Council of the City of Azusa ("City Council") and the Agency have undertaken the required steps for, the adoption of an Amended and Restated Redevelopment Plan ("Plan Amendment") for the Project Area, which is the proposed 14th Amendment to Central Business District and 9th Amendment to the West End Redevelopment Projects; and WHEREAS, the Plan Amendment proposes to add 15.1 acres of territory to the Project. Area ("Added Area" or "14`h Amendment"), re -instate eminent domain authority on two (2) commercial properties in the West End and increase the tax increment limit from $114.9 million to $300 million in the Project Area (excluding the areas added by the 8th and this 14`h Amendment to the Central Business District portion of the Project Area); and WHEREAS, pursuant to the California Environmental Quality Act ("CEQA") (Pub. Resources Code, §§ 21000 et seq.), the State CEQA Guidelines (14 CCR § 15000 et seq.) and the City of Azusa's Local CEQA Guidelines, the Redevelopment Agency of the City of Azusa ("Agency") is the lead agency for the Redevelopment Plan, as the public agency with general governmental powers; and WHEREAS, the Agency, as lead agency, determined that a Program Environmental Impact Report ("EIR") should be prepared pursuant to CEQA in order to analyze all potential adverse environmental impacts of the Project; and WHEREAS, a Notice of Preparation of the Draft EIR ("DEIR") was posted on or about February 22, 2008 and circulated for a period of 30 days pursuant to State CEQA Guidelines sections 15082[a], 15103 and 15375; and 1 ORANGETHULU42089.2 0 0 WHEREAS; pursuant to State CEQA Guidelines section 15082, the Agency solicited comments from potential responsible agencies, including details about the scope and content of the environmental information related to the responsible agency's area of statutory responsibility, as well as the significant environmental issues, reasonable alternatives and mitigation measures that the responsible agency would have analyzed in the DEIR; and WHEREAS, approximately seven (7) written statements were received by the Agency in response to the Notice of Preparation, which assisted the Agency in narrowing the issues and alternatives for analysis in the DEIR; and WHEREAS, the DEIR was completed and released for public review on April 8, 2008, and the Agency initiated a 45 -day public comment period by filing a Notice of Completion and Availability with the State Office of Planning and Research; and WHEREAS, pursuant to Public Resources Code section 21092, the Agency also provided a Notice of Completion and Availability for the DEIR to all organizations and individuals who had previously requested such notice. Copies of the DEIR were provided to public agencies, organizations and individuals. In addition, the Agency placed copies of the DEIR and the Final EIR at the City Library, City Clerk's Office and the Community Development Department; and WHEREAS, during the 45 -day public comment period for the DEIR the Agency consulted with and requested comments from all responsible and trustee agencies, other regulatory agencies and others pursuant to State CEQA Guidelines Section 15086; and WHEREAS, during the official public review period for the DEIR the Agency received approximately five (5) written comments, all of which the Agency responded to in the Final EIR; and WHEREAS, the Agency prepared the Final EIR and pursuant to Public Resources Code section 21092.5, the Agency provided copies of responses to all public agency comments on the DEIR, on or before May 23, 2008; and WHEREAS, as contained herein, the City has endeavored in good faith to set forth the basis for its decision on the EIR and the Project; and WHEREAS, all the requirements of CEQA, the State CEQA Guidelines and the City's Local Guidelines have been satisfied by the Agency for the Final EIR, which is sufficiently detailed so that all of the potentially significant environmental effects of the Project have been evaluated properly, focusing on broad policy alternatives and area wide mitigation measures; and 2 ORANGETHULU420892 WHEREAS, the EIR prepared in connection with the Project sufficiently analyzes both the feasible mitigation measures necessary to avoid or substantially lessen the Project's potential environmental impacts and a range of feasible alternatives capable of eliminating or reducing these effects in accordance with CEQA and the State CEQA Guidelines; and WHEREAS, State CEQA Guidelines § 15093 requires that if the Project will cause significant unavoidable adverse impacts, the City must adopt a Statement of Overriding Considerations prior to approving the Project. A Statement of Overriding Considerations states that any significant adverse project effects are acceptable if expected project benefits outweigh unavoidable adverse environmental impacts; and WHEREAS, the City Council of the City of Azusa held a duly noticed public hearing on June 2, 2008, at which time all persons wishing to testify in connection with the Project were heard; and WHEREAS, the City Council fully studied the proposed Redevelopment Plan Amendment and Final EIR, and considered all public comments on the Project; and WHEREAS, prior to taking action, the City Council has heard, been presented with, reviewed and considered all of the information and data in the administrative record, including the Final EIR, and all oral and written evidence presented to it during all meetings and hearings; and WHEREAS, the Final EIR reflects the independent judgment of the City Council and is deemed adequate for purposes of making decisions on the merits of the Project; and WHEREAS, no additional comments made in the public hearings conducted by the City Council or any additional information submitted to the City Council have produced substantial new information requiring recirculation or additional environmental review under State CEQA Guidelines section 15088.5; and WHEREAS, all other legal prerequisites to the adoption of this Resolution have occurred; and WHEREAS, the City Council, having considered and weighed the economic, planning, social, aesthetic, and environmental benefits of the Project against the Project's unavoidable adverse impacts, has determined that the benefits of the Project outweigh the potential unavoidable adverse impacts, and desires to adopt a Statement of Overriding Considerations for the Project; and WHEREAS, the Findings of Fact for the Plan Amendment conclude that proposed mitigation measures outlined in the EIR are feasible and have not been modified, superceded or withdrawn. . These findings are not merely information or advisory, but constitute a binding set of obligations that will come into effect when the City Council adopts the ordinance adopting the Plan Amendment. The adopted mitigation measures t�l ORANGE\EHULL\42089.2 0 0 contained within the Mitigation Monitoring and Reporting Program of the E[R are expressed as conditions of approval. Other requirements are referenced in the Mitigation Monitoring and Reporting Program adopted concurrently with the Findings of Fact and will be effectuated through the process of implementing the Plan Amendment. NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF AZUSA, CALIFORNIA, DOES FIND AND DECLARE THAT: Section 1. That the Merged Central Business District and West End Project EIR consists of the following: 1. Program EIR for the Plan Amendment to the Redevelopment Plan for the Merged Central Business District and West End Redevelopment Project Area. 2. Comments and Responses to Comments. 3. Findings of Fact. 4. Mitigation Monitoring and Reporting Program. Section 2. That the City Council does hereby find that the EIR has been prepared in accordance with the requirements of CEQA (Public Resources Code Section 21000 et seq.), and the CEQA Guidelines (California Code Regs. Title 14 Section 15000 et seq.). Section 3. The Draft EIR, prepared for the proposed Amendment to the Redevelopment Plan for the Central Business District and West End Redevelopment Project Area, was received and considered by the City Council following the filing of the Notice of Completion with the State Clearinghouse. Section 4. That the EIR reflects the independent judgment of the City Council of the City of Azusa. Section 5. Findings of Fact and Statement of Overriding Considerations (Exhibit A) were considered by the City Council prior to their adoption and the City's certification of the Final EIR. Section 6. The Mitigation Monitoring Program that was prepared for the project, was considered by the City Council prior to its adoption. The City Council hereby finds pursuant to Public Resources Code Section 21081 and CEQA Guidelines Section 15091 that the mitigation measures described in the above -referenced documents are feasible and will become binding upon the entity (Agency or City) assigned thereby to implement the same. Section 7. The City Council hereby finds pursuant to Public Resources Code Section 21081 and CEQA Guidelines 15091 that alternatives to the Project, which were identified in the EIR, were not found to reduce impacts to a less than significant level and/or meet Project objectives and/or were found to be infeasible based upon specific economic, social, or other considerations. C1 ORANGETHULLA2089.2 0 0 Section 8. The City Council hereby adopts and finds that the Mitigation Monitoring and Reporting Program is designed to ensure that, during project implementation, the Agency, City, and any other responsible parties implement the project components and comply with the mitigation measures identified in the Findings of Fact and the Mitigation Monitoring and Reporting Program. Section 9. The documents and materials that consititute the record of proceedings on which these Findings have been based are located at the City of Azusa, 213 East Foothill Boulevard, Azusa, California. The custodian for these records is the Economic and Community Development Director. This information is provided in compliance with Public Resources Code section 21081.6. PASSED, APPROVED AND ADOPTED this 16`h day of June, 2008 by the City Council of the City of Azusa. � seph R. Rocha, Mayor I HEREBY CERTIFY that the foregoing Resolution No. 08-050 was duly adopted at a regular meeting of said City Council on the 16`h day of June, 2008, by the following vote of the Council: AYES: COUNCILMEMBERS: CARRILLO, MACIAS, ROCHA NOES: COUNCILMEMBERS: NONE ABSTAIN: COUNCILMEMBERS: GONZALES, HANKS ABSENT: JCOUNCILMEMBERS: NONE Mendoza, City Clerk 5 ORANGE\EHULL\42089.2 0 EXHIBIT A 0 9 0 Redevelopment Agency of the City of Azusa 2008 Plan Amendment to the Merged Central Business District and West End Redevelopment Project Area SCH # 2008021111 Findings of Fact and Statement of Overriding Considerations Introduction This Findings of Fact and Statement of Overriding Consideration, prepared pursuant to Section 15091 and 15093 of the California Environmental Quality Act Guidelines (Government Code Section 15000 et seq.), referred to herein as CEQA, addresses the environmental effects associated with the adoption and implementation of the 2008 Plan Amendment to the Merged Central Business District and West End Redevelopment Project Area ("2008 Plan Amendment" or "Project"). The environmental impacts, including potentially significant impacts which would result from the adoption and implementation of the 2008 Plan Amendment, were identified in the program Environmental Impact Report (EIR). Project Description The proposed 2008 Plan Amendment adds 15.1 acres of developed land to the existing Merged Central Business District and West End Redevelopment Project Area, as amended, increases the tax increment limit of the existing Merged Project Area and re -instates eminent domain authority on two commercial properties in the West End Project Area. The purpose of the 2008 Plan Amendment is to eliminate the conditions of physical and economic blight that exist in the Project Area through development of residential uses and the revitalization and reuse of commercial and industrial properties. This involves the creation of programs to eliminate economic and physical blight, fund infrastructure improvements, and provide economic incentives that will stimulate economio revitalization of the Project Area. These programs will be included in the Implementation Plan for the 2008 Redevelopment Plan Amendment. In addition, the Project will increase the tax increment limit of the Merged Project Area. The revision in the tax increment limit by the Redevelopment Agency of the City of Azusa ("Agency") will not change the existing physical environment, but it will provide additional funds in the future to implement the policies and activities initiated in the existing Redevelopment Plan for the Merged Project Area and the General Plan. Environmental Impact Report As a preliminary step in the CEQA review process, the Agency prepared an hiitial Study to determine whether the Project would have a significant impact on the environment. Based on the conclusions of the Initial Study, the Agency determined that an EIR would be required to address one or more of the Project's potentially significant environmental impacts. The Agency sent a Notice of Preparation (NOP) of an EIR to all responsible and trustee agencies and involved 0 0 federal agencies to assist the Agency in determining the scope of the environmental impacts analysis of the EIR. A Draft EIR was prepared which assessed the environmental impacts associated with the implementation of the Project. It focused the evaluation of the Draft EIR on the following environmental issues of the Project Area: Cultural Resources Geology • Transportation and Circulation • Air Quality Noise Hazards • Public Services Public Utilities Mitigation measures were identified for impacts considered significant. The Notice of Completion (NOC) and Availability (NOA) were filed with the State Clearinghouse on April 8, 2008 which initiated the 45 -day public review period. During the public review period on the Draft EIR, five comment letters were received by the Agency. Responses to comments were incorporated into the Final EIR, along with the Mitigation Monitoring Program. Findings on Significant Impacts Identified in the Final EIR Pursuant to and in accordance with Section 21081 of the Public Resources Code, the Final EIR identified the following significant adverse environmental impacts related to the implementation of the 2008 Plan Amendment. 1. Cultural Resources — Native American Cultural Resources Impact: There are no known Native American sacred lands within the Project Area; however, the City of Azusa is a sensitive area within -the Gabrielino Tongva Tribal land. This is considered a significant impact. Finding: Identified mitigation measures in the Final EIR have been incorporated into the Project and represent the fullest extent to which the project -related impacts can be reasonably avoided and/or substantially lessened. Facts in Support of Findings: The local Gabrielino Tongva Tribe indicated that the City of Azusa is a sensitive area within the tribal land and that the City should protect and preserve Native American cultural resources. It was recommended by the Tribal Council, that if Native American cultural resources (other than isolates) are found in the Project Area that: 1) a cultural resources survey and archaeological site monitoring be performed, preferably utilizing Native American monitors; and, 2) work in the immediate vicinity of the find shall cease and an archaeologist meeting Secretary of Interior standards shall be retained to assess the find. Any treatment plan or action by an archaeologist should include consultations with the Gabrielino Tongva Indian Tribal Council. 2. Cultural Resources — Archaeological and Historic Resources 0 0 Impact: The potential exists for the presence of archaeological and historic resources within the Project Area. This is considered a potentially significant impact. Finding: Identified mitigation measures in the Final EIR have been incorporated into the Project and represent the fullest extent to which the project -related impacts can be reasonably avoided and/or substantially lessened. Facts in Support of Findings: The City's Cultural and Historical Preservation Commission identified 17 potential cultural and historic landmarks in the Project Area and the California Historic Resources Inventory (2006) lists 37 properties that have been evaluated for historical significance within a half -mile radius of the Added Area. Additionally, a record search of past cultural resource surveys, performed by the South Central Coastal Information Center of California State University Fullerton, identified six sites included on the National Register of Historic Places and the California Register of Historical Places. All six sites are within a half - mile radius of the Added Area. In order to address impacts to archaeological and historic resources, an archaeologist should be retained to monitor all ground -disturbing activities in the Project Area. Additionally, if any structures 45 years or older will be demolished or otherwise affected, such structures shall be assessed and evaluated for potential historic significance prior to project plan approval. In the event that a site is determined to possess archaeological and historic resources, a qualified archaeologist shall provide consultation regarding proper courses of action. 3. Hazards -- Hazardous Sites Impact: Five sites within the City are listed as potential hazardous sites. These potentially hazardous sites pose potentially significant impacts within the Project Area. Finding: Identified mitigation measures in the Final EIR have been incorporated into the Project and represent the fullest extent to which the project -related impacts can be reasonably avoided and/or substantially lessened. Facts in Support of Findings: The National Priorities List, the CERCLIS list, Calsites, the Cortese List and the Leaking Underground Fuel Tanks database together identify five potentially hazardous sites. The Final EIR includes the following mitigation measures: • Prior to the sale or development of a property where the City/Agency is involved with the financing or acquisition of the property, the City shall require a full Phase I Environmental Assessment of the site. In addition, an environmental consultant, familiar with the handling of hazardous wastes, should be either on-site or on call to properly remove and dispose of any hazardous wastes encountered during the excavation and/or grading of the site. Prior to receiving a use permit, all development and businesses operating within the Project Area shall obtain all relevant licenses and permits from the appropriate agencies charged with regulation of hazardous materials. • Prior to the development of properties once used for railroad activity, appropriate soil sampling and analysis will be required. If soil sampling indicates the presence of a hazardous substance, the applicant shall remediate or dispose of the substance. • ,For construction requiring soil excavation and soil filling in areas of known commercial and industrial uses, proper sampling shall be required prior to the disposal of the excavated soil. If the presence of lead-based paints or ACMs is suspected in buildings planned for demolition or renovation, proper, investigations and precautions should be taken before 0 0 and during demolition or renovation activities. The removal of ACMs shall be in accordance with the SCAQMD Rule 1403. 4. Hazards — Rail Crossings Impact: The Project Area includes several rail crossings along the Union Pacific/Metro line. Increased traffic levels due to the Project may affect public safety at these crossings. This is considered a potentially significant impact Finding: Identified mitigation measures in the Final FIR have been incorporated into the Project and represent the fullest extent to which the project -related impacts can be reasonably avoided and/or substantially lessened. Facts in Support of Findings: The California Public Utilities Commission has expressed concern about the potential impacts of additional Project -generated traffic at the Azusa Avenue and San Gabriel Avenue crossings along the future extension of the Metro Gold Line and recommended the following mitigation measures: Appropriate fencing to limit the access of trespassers to railroad right-of-way. Examine alternative pedestrian and traffic circulation patterns. All at -grade rail/traffic crossings shall . include appropriate warning and safety improvements to minimize conflicts of vehicles with trains. City shall coordinate with the Commission's Rail Crossing Engineering Section and the Metropolitan Transportation Authority regarding rail crossing safety issues. If funding is available, grade separated crossing shall be considered at the major crossings such as Azusa Avenue and San Gabriel Avenue. 5. Public Utilities — Solid Waste Disposal Impact: The Project will generate an additional 1,665 pounds per day, which represents approximately 0.08 percent of the remaining permitted daily tonnage of waste into the Puente Hills Landfill. The Puente Hills Landfill will close after 2013, and therefore, any additional solid waste is considered a significant impact. Finding: Specific economic, legal, social, technological, or other considerations make infeasible any additional mitigation measures. Facts in Support of Findings: Puente Hills Landfill No. 6, which is the primary landfill for disposal of Azusa's solid waste, is located approximately ten miles southwest of the City. The Puente Hills Landfill will close after 2013. The Sanitation District is in the process of obtaining a permit to construct an intermodal facility in the vicinity of the landfill. Once completed, the intermodal facility will receive separated waste in sealed containers that have been processed through the MRF. By the year 2012, the waste containers will be transferred onto railcars and transported to the Mesquite Landfill in Imperial County, which is currently being developed. Although new development in the Project Area will be required to implement existing and future waste reduction programs in conformance with the City's SRRE, they will not eliminate all solid waste generated in the Project Area, and therefore, if the proposed intermodal facility and alternative landfill are not approved as a result of economic, legal, social, technological, or other consideration, the additional solid waste cannot be adequately accommodated. Since the City is unable to completely eliminate disposal at landfills and future landfill sites are uncertain, long- term unavoidable significant adverse impact may result. Findings on Project Alternatives Considered in the Final EIR The Alternatives section of the EIR was prepared in accordance with CEQA Guidelines 15126(d), which requires the analysis of a reasonable range of alternatives capable of eliminating or reducing significant environmental effects of the Project. Three potential alternatives to the Project are analyzed. No Project Alternative The "No Project" Alternative consists of a scenario under which the Project, as proposed, would not proceed. While development in accordance with the established General Plan is allowed, it is anticipated that without the Project to serve as a stimulus and incentive for change, physical and economic conditions of blight would continue. Development that might occur during the next few years may generate impacts similar to those described for the Project; however, without redevelopment funding, some impacts could not be readily mitigated. Without these improvements it is unlikely that development will or can occur at the densities planned in the Azusa General Plan or that existing blighted properties will be improved in accordance with the General Plan. Finding: Specific economic, legal, social, technological, or other considerations make this alternative infeasible. 2. Reduced Project Area Alternative This alternative modifies the boundaries of the Project Area by reducing the total size of the area. This alternative only includes Subareas A and B in the Added Area. Subareas A and B are located in the vicinity of the downtown business district and the City's key public facilities such as the City Hall. Subarea C, which is located south of the I-210 Freeway, would not be included as part of this alternative. The Reduced Project Area Alternative totals 6.9 acres or 45.7 percent of the total Added Area. Under this alternative, Subarea C would not benefit from redevelopment and continue to experience economic and physical blight. Redevelopment will eventually occur within Subarea C in accordance with the General Plan regardless of its exclusion from the Project Area; however, it would occur over a longer time frame and thus impacts may be similar to the Project. From an economic perspective, this Alternative would reduce, to a slight extent, the potential tax increment funds available for application to infrastructure and community improvements, and therefore, reduce the benefits associated with redevelopment funds. Finding: Specific economic, legal, social, technological, or other considerations make this alternative infeasible. 3. Alternate Site(s) Locations In order for an area to be considered a "Project Area", it must first meet several conditions established by the California Community Redevelopment Law (CRL). The CRL requires an extensive legal process involving the preparation of several documents, and the formal actions of the City Council, Agency and Planning Commission. The exact location and extent of a redevelopment plan for an alternate location would have to comply with the criteria regarding blight contained in the CRL. A survey was conducted in the City to determine the existing conditions of physical and economic blight. It was determined that the Project Area met the CRL definition of blight. For this reason, no other locations or "alternate sites" for the Project were considered feasible to achieve the identified redevelopment goals. 0 9 Finding: Specific economic, legal, social, technological, or other considerations make this alternative infeasible. Statement of Overriding Consideration The Draft EIR prepared for the 2008 Plan Amendment identified one unavoidable significant project impact relating to solid waste disposal. Pursuant to the California State Public Resources Code Section 21081 (b) and the CEQA Guidelines Section 15091 and 15093, the City of Azusa Redevelopment Agency has balanced the benefits of the proposed 2008 Plan Amendment and has adopted all feasible mitigation measures with respect to the significant impacts. The Agency's statement is referred to as a "Statement of Overriding Consideration." Significant, Unavoidable Impacts Solid Waste Disposal. The 2008 Plan Amendment will generate an additional 1,665 pounds per day, which represents approximately 0.08 percent of the remaining permitted daily tonnage of waste into the Puente Hills Landfill. The Puente Hills Landfill will close after 2013, and therefore, any additional solid waste is considered a significant and unavoidable impact. Findings The Agency finds that specific economic, legal, social, technological, or other benefits of the proposed 2008 Plan Amendment outweigh the unavoidable adverse environmental effects of the project, and the adverse environmental effects are considered acceptable when the following project benefits are considered: Attractive and Safe Community. Adoption and implementation of the 2008 Plan Amendment will improve the appearance of the community by eliminating physical and economic blight in the Merged Project Area and Added Area.. As stated in the Preliminary Report, physical deterioration and dilapidation remains in the residential properties of the Merged Project, and some of the older commercial properties continue to exhibit blighting conditions. There appears to be a lack of investment by property owners to address maintenance issues. According to the blight assessment conducted for the project, the majority of the residential properties in the Merged Project Area exhibit signs of deferred maintenance and moderate rehabilitation. Blighting conditions such as exposed wiring, broken/deteriorated roof materials, deteriorated eaves/overhangs, damaged/deteriorated building materials, sagging roofs, inadequate on-site parking, faulty additions, minor non-structural damage and other blighting conditions were evident in the Project Area. Many of the commercial properties were characterized by age and obsolescence, which had led to deferred maintenance, and deterioration and dilapidation of structures that was so severe that these buildings presented unsafe and unhealthy conditions to occupants. The purpose of the 2008 Plan Amendment is to eliminate the conditions of physical and economic blight that exist in the Project Area through development of residential uses and the revitalization and reuse of commercial and industrial properties. This involves the creation of programs to eliminate economic and physical blight, fund infrastructure improvements, and funds to assist in the rehabilitation of the existing housing stock. 0 • 2. Economic Revitalization. Adoption and implementation of the 2008 Plan Amendment will revitalize the commercial and industrial areas of the city. Redevelopment is a tool to encourage new development and/or the rehabilitation and adaptive reuse of existing structures within the boundaries of the Project Area. Through redevelopment, a project area will receive financial investment to reverse deteriorating trends, create jobs, and attract and retain businesses and revitalize existing commercial and industrial establishments. Redevelopment will provide additional financial resources (tax increment revenues and sales tax revenues) to the Agency and City, which will help support various local public programs and services within the city. 3. Housing Opportunities. With the adoption of the Redevelopment Plan, the Agency to set aside, in a separate low- and moderate -income housing fund, not less than 20 percent of all taxes which are allocated to the Agency through tax increment revenues. These housing funds increase, improve and preserve the community's supply of housing for very -low, low- and moderate -income households throughout the city. Conclusion For the foregoing reasons, the Redevelopment Agency of the City of Azusa, serving as the Lead Agency, concludes that the adoption of the 2008 Plan Amendment will act as a tool to assist the Agency in achieving its goals: • To eliminate blighting conditions and to prevent the acceleration of blight in and about the Project Area. • To provide for a broad range of land uses consistent with the General Plan and the Development Code. • To strengthen retail and other commercial functions to increase employment and revenues. To encourage the better utilization of real property, and a more efficient and effective circulation system. • To provide for adequate parcels and required public improvements and infrastructure to encourage new construction by private enterprise. • To increase and improve the City's supply of very low-, low- and moderate -income residential uses. To improve, rehabilitate and increase the existing housing stock within the Project Area. The aforementioned benefits outweigh the unavoidable environmental impacts; therefore, the City and the Agency have adopted this Findings of Fact and Statement of Overriding Consideration.